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HomeMy WebLinkAboutPACKET Estes Park Planning Commission 2024-07-16This meeting will be streamed live and available on the Town YouTube page at www.estes.org/videos ADVANCED PUBLIC COMMENT Public Comment Form: Members of the public may provide written comments on a specific agenda item by completing the Public Comment form found at https://dms.estes.org/forms/EPPCPublicComment. The form must be submitted by 10:00 a.m. on the day of the meeting. All comments will be provided to the Commission for consideration during the agenda item and added to the final packet. __________________________________________________________________________ AGENDA PLANNING COMMISSION – TOWN OF ESTES PARK Town Hall Board Room Tuesday, July 16, 2024 1:30 p.m. AGENDA APPROVAL INTRODUCTIONS AND ANNOUNCEMENTS New members David Arterburn and Dick Mulhern PUBLIC COMMENT items not on the agenda (Please state your name and address). CONSENT AGENDA 1.Planning Commission Minutes dated May 21, 2024 ACTION ITEMS 1.242 Virginia Preliminary Subdivision Plat Planner Hornbeck Review the proposed six-lot residential subdivision in the RM zoning district. DISCUSSION ITEMS ADJOURN The Town of Estes Park will make reasonable accommodations for access to Town services, programs, and activities and special communication arrangements for persons with disabilities. Please call (970) 577-4777. TDD available. July 5, 2024 1 2 Town of Estes Park, Larimer County, Colorado, May 21, 2024 Minutes of a Regular meeting of the ESTES PARK PLANNING COMMISSION of the Town of Estes Park, Larimer County, Colorado. Meeting held in said Town of Estes Park on May 21, 2024. Commission: Chair Matt Comstock, Charles Cooper, Chris Pawson Attending: Chair Comstock, Commissioners Cooper, Pawson, Community Development Steve Careccia, Senior Planner Paul Hornbeck, Recording Secretary Karin Swanlund, Town Attorney Dan Kramer, Town Board Liaison Frank Lancaster Absent: Chair Comstock called the meeting to order at 1:30 p.m. There were five people in attendance. AGENDA APPROVAL It was moved and seconded (Pawson/Cooper) to approve the agenda. The motion passed 3-0. INTRODUCTIONS PUBLIC COMMENT: none CONSENT AGENDA APPROVAL It was moved and seconded (Pawson/Cooper) to approve the consent agenda. The motion passed 3-0. ACTION ITEMS Election of Officers: It was moved and seconded (Cooper/Pawson) to nominate Matt Comstock as chair. The motion passed 3-0. (verbal) It was moved and seconded (Pawson/Comstock) to nominate Chuck Cooper as Vice Chair. The motion passed 3-0. (verbal) Rezone Request 540-550 W Elkhorn Ave Senior Planner Hornbeck Elkhorn Plaza Association, owner / Van Horn Engineering, applicant Planner Hornbeck reviewed the staff report. 540 and 550 West Elkhorn Avenue is a 0.84-acre site currently zoned RM (Multi-Family Residential), containing fifteen residential condominium units in two buildings. In 2000, the property was rezoned from C-O to R-M as a part of the larger valley-wide update to land use regulations and the zoning map. There is no record as to why this particular property was rezoned at that time, but one possible explanation is that commercial zoning did not match the residential use of the property. Staff recommended the Planning Commission forward a recommendation of denial to the Town Board of Trustees, including the following findings: not compatible or consistent with the policies and intent of the comprehensive plan, mainly housing opportunities sufficient to support a multigenerational, year-round community and limiting of short-term rentals. Discussion: Split zoning is when a single lot has more than two zone districts. Spot zoning is when a rezoning is done to ensure a specific use can be done on the property in an irrational way and without regard to the Comprehensive Plan to allow a development to go through. draf t 3 Planning Commission – May 21, 2024 – Page 2 Joe Coop, Van Horn Engineering, reiterated the history of the condominiums. Internal lot conditions drive this request, which is not a major change. This area has always been a spot for nightly rentals. The Comprehensive Plan calls for this type of use close to downtown. Public Comment: summarized Gerald Mayo, 265 Lookout Street. His family has owned one of the Condos since 1972. Units have been used as rentals off and on for decades. The property is surrounded by CO zoning, and giving CO zoning back to the apartments will not change the world. Jim Doctor, 521 Grand Estates Dr, there is a greater return on investment and wear and tear on property far less with short-term rentals. Discussion: A moratorium exists on applying for a short-term rental in residential zone districts. Commercial districts have no waitlist. Pawson had concerns with the nonconforming use change and “jumping the STR line,” stating that he believes short-term rentals are hampering long-term rentals. Comstock had questions about the order of rezoning and requested variances for the three separate lots. Combining the lots first would not affect staff recommendations. It was moved and seconded (Pawson/Cooper) to forward a recommendation of denial to the Town Board of Trustees of the Zoning Map Amendment application, according to findings of fact recommended by Staff. The motion passed 3-0. REPORTS: A green light has been given to issue the RFP for the Development Code rewrite. Once a consultant has been hired, the anticipated completion is 18-24 months. Applications are still being taken to fill the two open positions on the Planning Commission. There being no further business, Chair Comstock adjourned the meeting at 2:30 p.m. _______________________________ Chair Comstock Karin Swanlund, Recording Secretary draf t 4 5 COMMUNITY DEVELOPMENT To: Chair Matt Comstock Estes Park Planning Commission Through: Steve Careccia, Community Development Director From: Paul Hornbeck, Senior Planner Date: July 16, 2024 Application: 242 Virgina Drive Preliminary Subdivision Plat CD Investments, LLC, Charles Bailey, Owner/Applicant Recommendation: Staff recommends the Estes Park Planning Commission forward to Town Board a recommendation of approval of the Preliminary Subdivision Plat Land Use: Comprehensive Plan Designation: (Future Land Use): Mixed Residential Neighborhood Existing Zoning District: RM (Multifamily Residential) Site Area: 0.75 Acres (32,582 SF) PUBLIC HEARING ORDINANCE LAND USE CONTRACT/AGREEMENT RESOLUTION OTHER______________ QUASI-JUDICIAL YES NO Objective: Conduct a public hearing to consider an application for a proposed Preliminary Subdivision Plat, review the application for compliance with the Estes Park Development Code (EPDC), and make a recommendation to Town Board. Location: The property is located at 242 Virginia Drive approximately ¼ mile south of West Wonderview Drive. Background: The subject property consists of three parcels totaling 0.75 acres in size and is zoned RM (Multifamily Residential). There was previously a home on the property that was demolished circa 2016. The site slopes down gently from north to south dropping approximately eight feet from the high point down to Virginia Drive. The property is 6 2 outside all mapped hazard areas (flood, fire, and geologic). Surrounding land use, zoning, and Future Land Use designation are depicted in Table 1 below. Table 1: Zoning and Land Use Summary UTURE AND SE ONING SES UBJECT Mixed Residential Neighborhood RM (Multifamily Residential) Single Family Residential ORTH Mixed Residential Neighborhood RM (Multifamily Residential) Single Family Residential OUTH Mixed Residential Neighborhood RM (Multifamily Residential) Single Family Residential AST Mixed Residential Neighborhood RM (Multifamily Residential)Single Family Residential EST Mixed Residential Neighborhood (Single-Family, Duplex, Project Description: The proposed subdivision would create six residential townhome lots. Per EPDC § 3.8, a Development Plan is required for the actual townhome buildings and is subject to staff review, while the subdivision is subject to Town Board review, with a recommendation from Planning Commission. At this writing, staff has completed two rounds of review of the Development Plan, with minor corrections remaining prior to approval. Vicinity Map 7 3 Zoning Map Project Analysis Review Criteria: Depending upon the complexity of the project, this section may be a brief summary of the standards of review or may involve a more detailed analysis of the standards based upon issues relevant to the project. 1. Comprehensive Plan. The subject property is designated Mixed Residential Neighborhood in the Estes Forward Comprehensive Plan's Future Land Use Map. This category "accommodates high density mixed residential development that facilitates the coexistence of townhomes, condos and multi-family complexes." The proposed subdivision is consistent with the surrounding area and with the recommendations of the Estes Forward Comprehensive Plan. 2. Lots. The proposed subdivision includes six lots which range in size from approximately 1,500 to 2,100 square feet. EPDC § 10.5.7.c states: Minimum Lot Size. Townhome projects shall comply with the minimum lot size for the underlying zoning district; however, each individual townhome unit may be constructed on a smaller lot, subject to approval of the Decision-Making Body. W Wonderview Dr CD RM RM CO 8 4 The parcel’s RM zoning has a minimum lot size of 5,400 square feet and the project has an overall area of 32,582 square feet, meaning the minimum lot size requirement is met (6 x 5,400 = 32,400). 3. Open Space Area. EPDC § 4.3.D.1 requires residential subdivisions containing five or more lots to set aside a percentage of the gross land area for open areas. The proposed subdivision has 51% set aside for open/landscaped area, which exceeds the minimum requirements. 4. Streets, Access, and Right-of-Way. All six lots will be served by a private internal drive accessed from Virginia Drive. An access easement will need to be dedicated on the Final Plat. An additional emergency access will be provided through a connection to Willowstone Drive to the north via an existing access easement, with bollards prohibiting through traffic. The applicant will be responsible for installing curb, gutter, and sidewalk along the property’s frontage on Virginia Drive. In order to comply with EPDC Section 4.3.D.3, which requires pedestrian linkages, the applicant has agreed to construct an off-site sidewalk on the south side of Virginia Drive. The sidewalk will be constructed opposite the proposed development and extend approximately 150 feet east where the existing sidewalk terminates. 5. Grading. The proposed grading is in compliance with EPDC Section 7.2 – Grading and Site Disturbance Standards. Retaining walls are proposed along much of the eastern property line and around Lot 1 and 2. Retaining walls will have a maximum height of three and one-half (3 ½) feet and consist of rock or boulders. 6. Geologic and Wildfire Hazard Areas. There are no Geologic or Wildfire Hazard areas within this subdivision area. 7. Fire Protection. The Estes Valley Fire Protection District has reviewed this proposal and has provided comments. Specific requirements apply to building permit applications. 8. Utilities. The Town of Estes Park will provide water and electric service to the six proposed lots. Sanitary sewer will be provided by Estes Park Sanitation District. These utility providers have outlined requirements for the development which the applicant has agreed to and will be addressed on the Final Plat and construction plans. 9. Stormwater Drainage. A drainage study was submitted and reviewed by Public Works with no objection to the study. A detention pond is proposed on the southwest portion of the site. The majority of stormwater will be discharged into Virginia Drive, which drains to a storm sewer inlet approximately 400 feet to the south. A small amount of stormwater will sheet flow to adjacent properties at a rate not to exceed historic drainage patterns. 9 5 10. Landscaping. There are no existing significant trees on the site. Proposed landscaping complies with EPDC Section 7.3. Public Comments: In accordance with the notice requirements in the EPDC, notice of the Planning Commission meeting was published in the Estes Park Trail-Gazette, on June 28, 2024. Notification was mailed to all required adjacent property owners on July 8, 2024. A neighborhood meeting was held November 14, 2023 in accordance with the requirements of EPDC. The applicant’s summary of the meeting is enclosed (Attachment 5). Points of discussion included building heights, that the units would likely be sold rather than rented, positive feedback on building architecture, and that the development would be fenced around the perimeter. Staff has received inquiries regarding the proposal from two residents to the north. They have expressed concern about the density, building height, and drainage. The proposed density of six units on three quarters (¾) of an acre equates to eight units per acre, consistent with the maximum allowed density in the RM zone district. A preliminary drainage report has been prepared by the applicant’s engineer, certifying the drainage design complies with applicable standards and that drainage patterns will be generally consistent with existing runoff. Public Works has reviewed the drainage report with no adverse findings. Proposed building heights are 28.5 feet for buildings A & B and 30 feet for building C, measured in accordance with EPDC § 1.9.E. The RM zone district permits a maximum building height of 30 feet. Any public comments submitted will be posted to: www.estes.org/currentapplications. Staff Findings: Based on the foregoing, staff finds: 1. The Planning Commission is the Recommending Body for the Preliminary Plat. 2. The Town of Estes Park Board of Trustees is the Decision-Making Body for the Preliminary Plat. If the Preliminary Plat is approved, then Town Board approval of a Final Plat will also be necessary to subdivide the property. 3. Adequate public/private facilities are currently available to serve the subject property or, in the case of the off-site sidewalk, will be extended by the applicant. 4. This request has been submitted to all applicable reviewing agency staff for consideration and comment. There are no concerns with this Preliminary Plat. 5. The Preliminary Plat application complies with applicable standards set forth in the EPDC. Recommendation: Staff recommends Planning Commission forward to Town Board a recommendation of approval of the Preliminary Subdivision Plat, subject to the following condition: 10 6 1.All staff and outside agency comments shall be addressed on the final subdivision plat, including: a.A homeowner’s association shall own and maintain Outlot A; b.A private access and emergency access easement covering the private drive shall be dedicated on the Final Plat; and c.All comments from the Public Works review dated July 5, 2024 (Attachment 6). 2.Fully engineered plans for the off-site sidewalk with curb and gutter shall be reviewed and approved prior to issuance of the firs t building permit. The sidewalk shall be completed prior to the issuance of the first certificate of occupancy. Sample Motions: 1.I move to forward to Town Board a recommendation of approval the Preliminary Subdivision Plat, according to findings and conditions recommended by Staff. 2.I move to continue the Preliminary Subdivision Plat to the next regularly scheduled meeting, finding that … [state reasons for continuing]. 3.I move to forward to Town Board a recommendation of denial the Preliminary Subdivision Plat, finding that … [state findings for denial]. Attachments: 1.Application 2.Statement of Intent 3.Preliminary Subdivision Plat 4.Development Plan 5.Neighborhood Meeting Summary 6.Public Works Review Comments 11 12 13 14 CD Investments, LLC 7302 Rozena Drive Longmont, Colorado 80503 (303) 884-1021 May 14, 2024 Community Development & Planning Department Town of Estes Park P.O. Box 1200 Estes Park, CO 80517 Re: Statement of Intent - ReSubmittal of Development Plan and Amended Preliminary Plat – for 242 Virginia Drive To Whom It May Concern: This letter represents a Statement of Intent and accompanies a resubmittal for an accompanying Development Plan proposing six townhome dwelling units on the above captioned site. A general description of the development along with compliance to the Estes Park Development Code (EPDC) is included below. Please refer to the Development Plan and Amended Plat submitted herewith for specific details regarding the proposed project. Property Information: Existing Conditions 32,582 total square feet residential site (.748 acres), presently comprised of 3 separate parcels all zoned RM. The site has relatively gentle grades all less than 6% maximum slope throughout. Project Description The proposed development is located at 242 Virginia Drive. The property was formerly the site of a single family home with several detached garage/storage buildings all of which have been demolished. The project will consist of three paired home, residential buildings equating to six townhomes. Two of the proposed buildings (A + B) are identical along with the proposed third building (C) comprising the entire development project. There will be a total of four – three bedroom/three and a half bath homes (1,850 square feet) along with two – two bedroom/two bath homes (1,000 square feet). All of the homes will have attached, direct access, two car garages. A detached, covered and fully enclosed (bear proof) dumpster facility is also presented in the Development Plan. Six additional, undesignated, surface parking spaces shall be provided onsite one of which is a designated handicap space. In total, there will be 18 parking spaces for the 6 townhomes contemplated to be built. A Homeowner’s Association will be created to manage the common areas of the property. 15 The access is contemplated to be from Virginia Drive. A 20’ wide private drive is contemplated to extend through the site with an emergency egress (closed to general public) extending into the existing Willowstone subdivision to the immediate north. The Willowstone HOA has provided this emergency access extension onto their property and it has been recorded with Larimer County. A recorded copy of the easement accompanies this resubmittal. Compliance with General Development and Development Standards Zoning District Standards: The proposed development of 6 townhomes is a permitted, use by right for this RM zoning district. The RM zoning district code provides for density of 8 homes per acre. The subject property is 32,582 square feet in size which is .748 acres. The proposed 6 townhomes conforms to the RM density standard. Setbacks are 25’ from the front street (Virginia Drive) and 10’ from all of the sides and rear in accordance with the RM zoning standards. The building height proposed will comply with the EPDC maximum allowable height of 30’. The maximum allowable lot coverage for improved property in the RM zoning district is 80%. The proposed lot coverage as indicated in the Development Plan is 27.2%. The proposed development complies with the applicable RM zoning district standards for access, parking, and adequate public facilities. Grading/Slope Protection Standards: The development has been designed to relate to the gently sloping grades of the site. The maximum grades across the site do not exceed 6% with much of the existing grades with less slope. Several retaining walls are presented in the development plan to accommodate the undesignated/guest parking area and the internal drive. None of the walls are planned to exceed 3.5’ in height. The grades proposed for the internal drive are generally 2-3% in slope. All grading and slope protection standards are met in the accompanying Development Plan. Tree/Vegetation Protection: The subject property is largely devoid of landscape vegetation other than natural grass. There is only a single evergreen tree and just a few bushes scattered on the site. The tree is proposed to be removed along with some of the bushes. The proposed landscape plan calls for the addition of 26 trees and a large number of bushes to meet the buffering requirements. Public Trails/Open Space: A public sidewalk is planned for the 60’ +/- of lot frontage on Virginia Drive. No new 16 sidewalk is proposed for the interior of the site. Landscaping and Buffers: The proposed landscape plan is provided with the Development Plan. Please refer to the landscape plan for specific details. Wetlands and Stream Corridor Protections: No wetlands exist on the subject property, and it is not located withing any special flood hazard area. Geologic Special Flood and Wildfire Hazard Areas: Wildlife Habitat Protection Areas: This section of the EPDC is not applicable to the proposed development. Exterior Lighting: Light fixtures will be provided at all doorways. Fixtures will be fully compliant with dark sky requirements. All exterior lighting will comply with EPDC requirements. Operational Performance Standards: An enclosed, bear-proof dumpster is planned to be located on the site. Off-Street Parking and Loading: The required parking for the proposed 6 townhomes is stipulated in the EPDC to be 2 spaces per home. Therefore, the property needs 12 spaces which is provided in the “tuck under” garages attached to each townhome. Additionally, an ADA space is contemplated along with 5 undesignated, guest parking spaces. In total, 18 parking spaces will be provided per the development plan which exceeds the EPDC requirements. Adequate Public Facilities: The subject property is serviced by the following utilities: Electric – Town of Estes Park Water – Town of Estes Park Water service proposed will provide domestic and fire protection with fully sprinklered 17 residential building service. An assumed, new 4” shared (fire and domestic) water service line will be provided to each building. Water testing at a pair of fire hydrants on Virginia Drive is planned to finalize the pressure and exact size of the new water line into the site. Existing fire hydrants in the adjacent Willowstone Subdivision and in Virginia Drive are anticipated to be sufficiently close to serve the site. Sewer – Estes Park Sanitation District Natural Gas – Xcel Energy Communications/Broadband – TDS/Century Link or Trailblazer Broadband Storm Drainage A water quality/detention pond is contemplated in lowest location on the site. There is a historical stormwater sheet flow exiting from this site to the south in this same general location. Access Applicant proposes access to/from Virginia Drive with the internal drive lane planned to be 20’ in width. A continuous fire lane is provided per the sketch site plan. Note that the connecting easement with the Willowstone HOA has been formally completed and recorded. Outdoor Storage Areas: Air conditioning equipment servicing the homes will be located on grade outside each home. No other outdoor storage is proposed. Mobile Home Parks: Not Applicable Recreational Vehicle Park/Campground: Not Applicable Preliminary Plat: We are requesting that this plan be reviewed as a townhome plan where individual lots will be established for each residence. The existing three parcels will be consolidated together forming an Outlot A and 6 new townhome lots. A Preliminary Plat is submitted designating each of the six townhome lots and the easements on the site. A Final Plat map will be provided at the appropriate time. Lots Sizes/Coverage: Lots 1 & 2 are approximately 1,473 square feet with the building coverage at approximately 50% +/- for each lot. Lots 3 through 6 are all approximately 2,000 square feet with the building coverage at approximately 41% +/-. 18 A table is provided in the accompanying development plan showing each lot size and coverage. Homeowners Association: 242 Virginia Homeowners Association shall be created to manage the common area elements of the proposed 6 attached townhomes. A draft Declaration of Covenants, Conditions and Restrictions proposed to govern the association has been submitted. Summary The proposed project complies with all of the codes and development standards set forth by the Town of Estes Park in Sections 3, 7 and 10. The six townhomes anticipated in the plan are generally targeted toward the “missing middle” component of housing in the community by providing a wider range of new housing stock at a similar scale with the single family housing that exists in the core downtown area but with higher density translating into an efficient use of the RM zoned land. Best Regards, Charles Bailey Manager 19 220 VIRGINIA DRIVE LOT 1, AMENDED EPCO SUBDIVISION 222 VIRGINIA DRIVE REC. NO. 20210107720 220 VIRGINIA DRIVE LOT 1, EPCO CONDOMINIUMS OUTLOT A WONDERVIEW VILLAGE TOWNHOMES 142 WILLOWSTONE DRIVE REC. NO. 20060021303 246 VIRGINIA DRIVE REC. NO. 20190036772 VIRG I N I A D R I V E (PUB L I C R O W V A R I E S ) LOT 1 1,473 SQ. FT. LOT 2 1,779 SQ. FT. LOT 3 1,920 SQ. FT. LOT 4 2,102 SQ. FT. LOT 5 2,087 SQ. FT. LOT 6 1,877 SQ. FT. OUTLOT A 21,343 SQ. FT. 0.490 ACRES LEGEND 242 VIRGINIA SUBDIVISION Situate in the Northeast Quarter of Section 25, Township 5 North, Range 73 West of the 6th P.M. Town of Estes Park, County of Larimer, State of Colorado MAJESTIC SURVEYING, LLC 1111 DIAMOND VALLEY DRIVE #104, WINDSOR, CO 80550 PROJECT NO: 2023416 DATE: 2-19-2024 DRAWN BY: SIP PROJECT NAME: 242 VIRGINIA FILE NAME: 2023416SUB CLIENT: I2 CHECKED BY: SIP SCALE: 1" = 30' 1 SHEET 1 OF 1 REVISIONS:DATE: CERTIFICATE OF OWNERSHIP AND DEDICATION: Know all men by these presents, that the undersigned, being owner(s) of: Parcel One: A portion of the Southwest ¼ of the Southeast ¼ of Section 24, Township 5 North, Range 73 West of the 6th Principal Meridian, County of Larimer, State of Colorado, more particularly described as follows: Beginning at a point 170.00 feet East of the South ¼ corner of said Section 24, said point also being the most Southeasterly corner of the Condominium Map of Wonderview Village Condominiums, Unit 2 per the plat thereof recorded February 27, 2008 at Reception No. 20080011942; Thence North 70.00 feet along said most Southerly Easterly line of said Wonderview Village Condominiums to an angle point; Thence East 65.00 feet along the most Northerly Southerly line of said Wonderview Village Condominiums; Thence leaving said Wonderview Village Condominiums, South 70.00 feet; Thence West 65.00 feet to the Point of Beginning, County of Larimer, State of Colorado. Parcel Two: A tract of land in the Southwest ¼ of the Southeast ¼ of Section 24, Township 5 North, Range 73 West of the 6th Principal Meridian, County of Larimer, State of Colorado, being more particularly described as follows: Commencing at the South ¼ corner of Section 24, Township 5 North, Range 73 West, whence the Southeast corner of said Section 24 bears N90°00’00”E with all bearings relative thereto: Thence S90°00’00”E a distance of 239.91 feet to a corner of the plat for EPCO Condominiums recorded November 29, 2005 at Reception No. 2005-0100770 of the Larimer County Clerk and Recorder, said point being the True Point of Beginning; Thence along the property line of said EPCO Condominiums, N00°05’23”E a distance of 69.76 feet; Thence S89°29’23”W a distance of 5.14 feet; Thence S00°05’23”W a distance of 69.76 feet; Thence N90°00’00”E a distance of 5.14 feet to the True Point of Beginning, County of Larimer, State of Colorado. Parcel Three: Commencing at a point 155 feet West of the Northwest corner of Lot 1, Block 10, Town of Estes park, County of Larimer, State of Colorado according to the Second Amended Plat thereof; thence South 200 feet, thence East 100 feet; thence North 200 feet; thence west 100 feet to the Place of Beginning. County of Larimer, State of Colorado Parcel Four: All that portion of Lot 2, Block 10, Town of Estes Park, County of Larimer, State of Colorado, particularly described as follows: Beginning at a point 95 feet West and 200 feet South of the Northwest corner of Lot 1, Block 10, town of Estes Park, thence West 60 feet, thence South about 118 feet to the North side of Virginia Drive thence Southeasterly along the North side of said Drive to a point whence to Point of Beginning bears North, thence North 130 feet to the Place of Beginning, County of Larimer, State of Colorado containing 32,582 square feet or 0.748 acre more or less have by these presents caused the same to be surveyed and subdivided to be known as 242 VIRGINIA SUBDIVISION and do hereby dedicate and convey to and for public use the easements for the installation and maintenance of utilites as are laid out and designated on this plat, witness our hands and seals this day of ___________, 20___. ________________________________________________ BY: AS: NOTARIAL CERTIFICATE STATE OF COLORADO) ss COUNTY OF LARIMER) The foregoing instrument was acknowledged before me by ______________________ as ______________________this _____ day of ___________, 20___. Witness my Hand and Official Seal. ________________________________________________ Notary Public My commission expires: ________________. VICINITY MAP SCALE: 1" = 2000' BASIS OF BEARINGS AND LINEAL UNIT DEFINITION Assuming the most southerly West line of 242 Virginia Subdivision, monumented as shown on this drawing, as bearing North 00°34'55" East, being a Grid Bearing of the Colorado State Plane, North Zone, North American Datum 1983/2011, a distance of 119.28 feet and with all other bearings contained herein relative thereto. The lineal dimensions as contained herein are based upon the "U.S. Survey Foot". NOTICE According to Colorado law you must commence any legal action based upon any defect in this survey within three years after you first discover such defect. In no event may any action based upon any defect in this survey be commenced more than ten years from the date of the certification shown hereon. (13-80-105 C.R.S. 2012) TITLE COMMITMENT NOTE For all information regarding easements, rights-of-way and title of records, Majestic Surveying, LLC relied upon Title Commitment Number 00500974-201-T21-ES, dated November 1, 2023, as prepared by Fidelity National Title to delineate the aforesaid information. This survey does not constitute a title search by Majestic Surveying, LLC to determine ownership or easements of record. LIENHOLDERS By:_____________________________________ As:_____________________________________ Witness my hand and seal this ______ day of ___________, 20 ___. NOTARIAL CERTIFICATE STATE OF COLORADO) ss COUNTY OF LARIMER) The foregoing instrument was acknowledged before me by ______________________ as ______________________this _____ day of ___________, 20___. Witness my Hand and Official Seal. ________________________________________________ Notary Public My commission expires: ________________. TOWN ENGINEER'S CERTIFICATE Approved by the Town Engineer of the Town of Estes Park, Colorado this _____ day of _____________________, 20___. ________________________________ Town Engineer BOARD OF TRUSTEES CERTIFICATE Approved and accepted by the Board of Trustees of the Town of Estes Park, Colorado on this _____ day of _____________________, 20___. ________________________________ Mayor ________________________________ Attest: Town Clerk SURVEYOR'S CERTIFICATE I, Steven Parks, a duly licensed land surveyor in the State of Colorado, do hereby certify that this 242 VIRGINIA SUBDIVISION truly and correctly represents the results of a survey made by me or under my direct supervision. Steven Parks - On Behalf of Majestic Surveying, LLC Colorado Licensed Professional Land Surveyor #38348 Feet 0 30 60 REVISED LOT LINES 5-8-24 NOTE Outlot A will be owned and maintained by 242 Virginia Residences, LLC. 20 © 2024 Microsoft Corporation © 2024 TomTom CO V E R S H E E T C-1 1 LEGEND OF SYMBOLS EM T SHEET OF SHEETS 24 2 V I R G I N I A - D E V E L O P M E N T P L A N 11 PRELIMINARY NOT FOR CONSTRUCTION 06/19/2024 Know what's below. before you dig.Call R LO C A T E D I N T H E S W 1 / 4 O F T H E S E 1 / 4 O F S E C T I O N 2 4 T 5 N , R 7 3 W OF T H E 6 T H P . M . , E S T E S P A R K , L A R I M E R C O U N T Y , C O L O R A D O THE UNDERSIGNED, BEING ALL THE OWNERS AND LIENHOLDERS OF THE REAL PROPERTY SHOWN ON THIS DEVELOPMENT PLAN, SHALL BE SUBJECT TO THE PROVISIONS OF THE ESTES PARK DEVELOPMENT CODE AND ANY OTHER ORDINANCE OF THE TOWN OF ESTES PARK, COLORADO, PERTAINING THERETO. FOR: CD INVESTMENTS LLC APPROVED BY THE COMMUNITY DEVELOPMENT DIRECTOR ON THIS ___ DAY OF _____________, 202_. COMMUNITY DEVELOPMENT DIRECTOR APPROVED BY THE TOWN ENGINEER ON THIS ____ DAY OF ________________, 202_. TOWN ENGINEER OWNERS STATEMENT: APPROVAL LEGAL DESCRIPTION SHEET INDEX 1 C-1 COVER SHEET 2 C-2 HORIZONTAL CONTROL - SITE PLAN 3 C-3 GRADING PLAN4C-4 UTILITY PLAN VICINITY MAP SCALE: 1" = 300' i2 LOCATED IN THE SW 1/4 OF THE SE 1/4 OF SECTION 24 T5N, R73W OF THE 6TH P.M., ESTES PARK, LARIMER COUNTY, COLORADO 242 VIRGINIA DEVELOPMENT PLAN CIVIL ENGINEER: OWNER: PROJECT CONTACTS ARCHITECT: SURVEYOR: LANDSCAPE ARCHITECT: NOTES LANDSCAPE PLAN5L1.0 LANDSCAPE DETAILS6L2.0 TH A + B ELEVATIONS 7 A2 TH C PLAN 8 A3 TH C ELEVATIONS 9 A4 TRASH ENCLOSURE 10 A5 SURVEY NOTES TH A + B PLANA1 11 C: \ U s e r s \ t r o y \ D r o p b o x \ I 2 \ P r o j e c t s \ 1 1 0 1 - 1 2 4 2 V i r g i n i a \ D W G \ S h e e t s \ V i r g i n i a _ C V . d w g , 6 / 1 8 / 2 0 2 4 9 : 3 1 : 1 0 A M , _ A u t o C A D P D F ( G e n e r a l D o c u m e n t a t i o n ) . p c 3 21 VAN 22 0 V I R G I N I A D R I V E LO T 1 , A M E N D E D EP C O S U B D I V I S I O N 22 2 V I R G I N I A D R I V E RE C . N O . 20 2 1 0 1 0 7 7 2 0 22 0 V I R G I N I A D R I V E LO T 1 , E P C O CO N D O M I N I U M S OU T L O T A WO N D E R V I E W VIL L A G E TO W N H O M E S 14 2 W I L L O W S T O N E DR I V E RE C . N O . 20 0 6 0 0 2 1 3 0 3 24 6 V I R G I N I A D R I V E RE C . N O . 20 1 9 0 0 3 6 7 7 2 VIR G I N I A D R I V E PROPOSED DETENTION POND PROPOSED BUILDING A PROPOSED BUILDING B PROPOSED BUILDING C LOT 1 LOT 2 LOT 3 LOT 4 LOT 5 LOT 6 ZO N E D R M ZO N E D R M ZO N E D R M ZO N E D R M ZO N E D R M N 1381649.73 E 2994773.13 N 1381521.20 E 2994772.08 X X X X X XXXX X X X X X X X X X OH P OH P OH P OH P OH P G G G G EM T NOTES LOCATED IN THE SW 1/4 OF THE SE 1/4 OF SECTION 24 T5N, R73W OF THE 6TH P.M., ESTES PARK, LARIMER COUNTY, COLORADO 242 VIRGINIA DEVELOPMENT PLAN SHEET OF SHEETS 24 2 V I R G I N I A - D E V E L O P M E N T P L A N 11 PRELIMINARY NOT FOR CONSTRUCTION 06/19/2024 Know what's below. before you dig.Call R LO C A T E D I N T H E S W 1 / 4 O F T H E S E 1 / 4 O F S E C T I O N 2 4 T 5 N , R 7 3 W OF T H E 6 T H P . M . , E S T E S P A R K , L A R I M E R C O U N T Y , C O L O R A D O SURVEY NOTESSITE DATABUILDING DATA PARKING DATA i2 HO R I Z O N T A L C O N T R O L - S I T E P L A N C-2 2 LEGEND OF SYMBOLS C: \ U s e r s \ t r o y \ D r o p b o x \ I 2 \ P r o j e c t s \ 1 1 0 1 - 1 2 4 2 V i r g i n i a \ D W G \ S h e e t s \ V i r g i n i a _ H C . D W G , 6 / 1 8 / 2 0 2 4 9 : 3 1 : 2 6 A M , _ A u t o C A D P D F ( G e n e r a l D o c u m e n t a t i o n ) . p c 3 22 X X X X X XXXX X X X X X X X X X OH P OH P OH P OH P OH P GG G G G G G G G G W W W VAN 22 0 V I R G I N I A D R I V E LO T 1 , A M E N D E D EP C O S U B D I V I S I O N 22 2 V I R G I N I A D R I V E RE C . N O . 20 2 1 0 1 0 7 7 2 0 22 0 V I R G I N I A D R I V E LO T 1 , E P C O CO N D O M I N I U M S OU T L O T A WO N D E R V I E W VIL L A G E TO W N H O M E S 14 2 W I L L O W S T O N E DR I V E RE C . N O . 20 0 6 0 0 2 1 3 0 3 24 6 V I R G I N I A D R I V E RE C . N O . 20 1 9 0 0 3 6 7 7 2 VIR G I N I A D R I V E EXISTING SEWER MANHOLE RIM=7602.2 INV=7595.5 PROPOSED 4" INV. IN = 7595.7 CONNECT TO EXISTING SEWER MANHOLE RIM=7592.3 EX. INV= 7588.1 PROPOSED 6" INV. IN = 7588.3 PRO P O S E D 4 " W A T E R L I N E PROP O S E D ELEC T R I C S E R V I C E 141 LF PROPOSED 6" SEWER SERVICE 1.0% MIN. PROPOSED 4" WATER LINE PROPOSED SECONDARY ELECTRIC PROPOSED SECONDARY ELECTRIC EX I S T I N G 4 " W A T E R M A I N PROPOSED BUILDING MOUNTED ELECTRIC METER (TYP) PROPOSED ELECTRIC PED. PROPOSED ELECTRIC PED. PROPOSED ELECTRIC PED. PROPOSED TRANSFORMER 3 4" W A T E R S E R V I C E PR O P O S E D ELE C T R I C S E R V I C E PROPOSED 4" WATER LINE PROPOSED OUTLET STRUCTURE PROPOSED OUTLET PIPE (15" HDPE) PROPOSED DETENTION POND PROPOSED 8" HDPE STORM PIPE FROM BUILDING C DOWNSPOUTS @±2.5% PROPOSED BUILDING A PROPOSED BUILDING B PROPOSED BUILDING C LOT 1 LOT 2 LOT 3 LOT 4 LOT 5 LOT 6 46 LF PROPOSED 4" SANITARY SEWER SERVICE @2% 3 4" W A T E R S E R V I C E 3 4" W A T E R S E R V I C E 3 4" W A T E R S E R V I C E REMOVE AND REPLACE ±95 LF OF 2" HDPE WATERLINE WATERLINE SHALL BE INSTALLED AT ±5 OF COVER PROPOSED TYPE 13 COMBINATION INLET RIM = 7595.5 INV. IN = 7593.3 INV. OUT = 7563.2 37 LF PROPOSED 15" HDPE @0.5% EXISTING SANITARY SEWER 29 LF PROPOSED 6" SEWER SERVICE 1.0% MIN. 21 LF PROPOSED 6" SEWER SERVICE 1.0% MIN. 19 LF PROPOSED 6" SEWER SERVICE 1.0% MIN. 99 LF PROPOSED 6" SEWER SERVICE 1.0% MIN. PROPOSED 6" CLEANOUT RIM= 7598.7 INV. OUT = 7591.4 20 LF PROPOSED 4" SANITARY SEWER SERVICE @2% INV. = 7591.7 20 LF PROPOSED 4" SANITARY SEWER SERVICE @2% INV. = 7591.7 20 LF PROPOSED 6" SANITARY SEWER SERVICE @2% INV. = 7591.0 20 LF PROPOSED 6" SANITARY SEWER SERVICE @2% INV. = 7591.0 8 LF PROPOSED 4" SANITARY SEWER SERVICE @2% INV. = 7596.9 8 LF PROPOSED 4" SANITARY SEWER SERVICE @2% INV. = 7596.8 PROPOSED 4" CLEANOUT RIM= 7601.0 INV. OUT = 7596.7 PROPOSED 15" HDPE FES INV. = 7593.0 3 4" WATER SERVICE 3 4" WATER SERVICE CONNECT TO EXISTING 4" WATERLINE INSTALL 4"X4' TAPPING SADDLE W/TB AND VALVE (N) END 4" WATERLINE INSTALL 4" VALVE AND 4"X1" REDUCER 28 LF 1" WATER SERVICE UT I L I T Y P L A N C-3 3 LEGEND OF SYMBOLS EM T · · · · WATER DEPARTMENT NOTES: 2" 4" 6" 8" 10" PIPE SIZE FLOW RATE 12" 100 GPM 390 GPM 880 GPM 1560 GPM 2440 GPM 3520 GPM ” LIGHT & POWER DEPARTMENT NOTES: ESTES PARK SANITATION DISTRICT NOTES: SHEET OF SHEETS 24 2 V I R G I N I A - D E V E L O P M E N T P L A N 11 PRELIMINARY NOT FOR CONSTRUCTION 06/19/2024 Know what's below. before you dig.Call R LO C A T E D I N T H E S W 1 / 4 O F T H E S E 1 / 4 O F S E C T I O N 2 4 T 5 N , R 7 3 W OF T H E 6 T H P . M . , E S T E S P A R K , L A R I M E R C O U N T Y , C O L O R A D O i2 LOCATED IN THE SW 1/4 OF THE SE 1/4 OF SECTION 24 T5N, R73W OF THE 6TH P.M., ESTES PARK, LARIMER COUNTY, COLORADO 242 VIRGINIA DEVELOPMENT PLAN SURVEY NOTES C: \ U s e r s \ t r o y \ D r o p b o x \ I 2 \ P r o j e c t s \ 1 1 0 1 - 1 2 4 2 V i r g i n i a \ D W G \ S h e e t s \ V i r g i n i a _ U T . D W G , 6 / 1 8 / 2 0 2 4 9 : 3 1 : 3 6 A M , _ A u t o C A D P D F ( G e n e r a l D o c u m e n t a t i o n ) . p c 3 23 X X X X X XXXX X X X X X X X X X OH P OH P OH P OH P OH P GG G G G G G G G G W W W 22 0 V I R G I N I A D R I V E LO T 1 , A M E N D E D EP C O S U B D I V I S I O N 22 2 V I R G I N I A D R I V E RE C . N O . 20 2 1 0 1 0 7 7 2 0 22 0 V I R G I N I A D R I V E LO T 1 , E P C O CO N D O M I N I U M S OU T L O T A WO N D E R V I E W VIL L A G E TO W N H O M E S 14 2 W I L L O W S T O N E DR I V E RE C . N O . 20 0 6 0 0 2 1 3 0 3 24 6 V I R G I N I A D R I V E RE C . N O . 20 1 9 0 0 3 6 7 7 2 VIR G I N I A D R I V E VAN 23 . 4 % 16. 8 % 25 . 1 % 28 . 9 % 26 . 3 % 24. 1 % 25 . 0 % 8.5% 2. 1 % 2. 5 % 2.9 % 3.3%2.0% 4.5% 4.2% 4.4% 5.4 % 10.6% 1.8 %8.2% 2. 0 % 32.2% 9.2 % 5.0% 12 . 4 % 32.4% 34 . 0 % 7595 7593 75947596759 7759 8 7595 76 0 0 75 9 3 75 9 4 759 6759 7 75 9 8 75 9 9 7601 7602 75 9 6 75 9 7 75 9 8 7595 7596 7597 7598 7590 758 8 7589 7591 7592 7593 FFE: 7596.50FFE: 7599.00 FFE: 7601.50 7599.50 7599. 5 0 760 2 . 6 2 76 0 1 . 6 3 760 1 . 0 0 75 9 9 . 0 0 40 . 1 % 34 . 0 % 2. 1 % 2.0 % 28 . 7 % 18 . 3 % 7.5 % 7.5% 8.6%2. 1 % 2.8 % 2. 0 % 25 . 0 % 25 . 7 % 23 . 4 % 1. 8 % 1. 8 % PROPOSED BUILDING A PROPOSED BUILDING B PROPOSED BUILDING C LOT 1 LOT 2 LOT 3 LOT 4 LOT 5 LOT 6 PROPOSED DETENTION POND 759 8 . 7 7 759 8 . 3 7 759 8 . 0 4 759 7 . 1 2 759 6 . 2 3 759 5 . 9 6 759 5 . 8 1 759 5 . 5 1 759 4 . 8 5 759 4 . 4 2 759 2 . 5 8 759 2 . 6 0 759 2 . 0 7 759 5 . 3 8 759 6 . 0 6 759 6 . 5 7 759 6 . 3 3 759 6 . 3 6 759 9 . 4 0 759 9 . 3 0 760 0 . 2 1 760 0 . 5 0 760 0 . 1 6 759 9 . 8 5 759 9 . 8 3 760 0 . 2 5 760 0 . 4 6 760 1 . 2 2 760 1 . 2 4 760 0 . 8 6 760 1 . 1 6 759 7 . 9 9 759 8 . 5 6 760 0 . 9 9 760 2 . 3 9 760 3 . 0 0 760 1 . 2 6 759 6 . 5 0 759 6 . 5 0 759 9 . 0 0 759 9 . 0 0 760 1 . 5 0 760 1 . 5 0 759 5 . 4 2 759 2 . 0 8 759 1 . 6 7 759 1 . 2 5 759 1 . 1 8 759 2 . 3 7 BO W : 7 5 9 6 . 9 1 759 5 . 7 1 BOW:7589.29 BOW:7592.40 TOW:7595.50 TOW:7594.23 TOW:7593.01 BOW:7592.06 BOW:7590.81 TOW:7600.72 TOW:7598.81 BOW:7598.20BOW:7596.64 TOW:7598.50 TOW:7598.00 TOW:7598.25 BOW:7596.45 BOW:7597.50 X X X X X XXXX X X X X X X X X X OH P OH P OH P OH P OH P GG G G G G G G G G W W W 22 0 V I R G I N I A D R I V E LO T 1 , A M E N D E D EP C O S U B D I V I S I O N 22 2 V I R G I N I A D R I V E 20 2 1 0 1 0 7 7 2 0 22 0 V I R G I N I A D R I V E LO T 1 , E P C O CO N D O M I N I U M S OU T L O T A WO N D E R V I E W VIL L A G E TO W N H O M E S 14 2 W I L L O W S T O N E DR I V E RE C . N O . 20 0 6 0 0 2 1 3 0 3 24 6 V I R G I N I A D R I V E RE C . N O . 20 1 9 0 0 3 6 7 7 2 VIR G I N I A D R I V E VAN PROPOSED BUILDING A PROPOSED BUILDING B PROPOSED BUILDING C LOT 1 LOT 2 LOT 3 LOT 4 LOT 5 LOT 6 PROPOSED DETENTION POND LEGEND OF SYMBOLS GR A D I N G P L A N C-4 4 SHEET OF SHEETS 24 2 V I R G I N I A - D E V E L O P M E N T P L A N 11 PRELIMINARY NOT FOR CONSTRUCTION 06/19/2024 Know what's below. before you dig.Call R LO C A T E D I N T H E S W 1 / 4 O F T H E S E 1 / 4 O F S E C T I O N 2 4 T 5 N , R 7 3 W OF T H E 6 T H P . M . , E S T E S P A R K , L A R I M E R C O U N T Y , C O L O R A D O MP D LOCATED IN THE SW 1/4 OF THE SE 1/4 OF SECTION 24 T5N, R73W OF THE 6TH P.M., ESTES PARK, LARIMER COUNTY, COLORADO 242 VIRGINIA DEVELOPMENT PLAN B-40 TURNING MOVEMENT SURVEY NOTES C: \ U s e r s \ t r o y \ D r o p b o x \ I 2 \ P r o j e c t s \ 1 1 0 1 - 1 2 4 2 V i r g i n i a \ D W G \ S h e e t s \ V i r g i n i a _ G R . D W G , 6 / 1 8 / 2 0 2 4 9 : 3 1 : 4 7 A M , _ A u t o C A D P D F ( G e n e r a l D o c u m e n t a t i o n ) . p c 3 24 220 VIRGINIA DRIVE LOT 1, AMENDED EPCO SUBDIVISION 222 VIRGINIA DRIVE REC. NO. 20210107720 220 VIRGINIA DRIVE LOT 1, EPCO CONDOMINIUMS OUTLOT A WONDERVIEW VILLAGE TOWNHOMES 142 WILLOWSTONE DRIVE REC. NO. 20060021303 246 VIRGINIA DRIVE REC. NO. 20190036772 VIRGINIA D R I V E 220 VIRGINIA DRIVE LOT 1, AMENDED EPCO SUBDIVISION 222 VIRGINIA DRIVE REC. NO. 20210107720 220 VIRGINIA DRIVE LOT 1, EPCO CONDOMINIUMS OUTLOT A WONDERVIEW VILLAGE TOWNHOMES 142 WILLOWSTONE DRIVE REC. NO. 20060021303 246 VIRGINIA DRIVE REC. NO. 20190036772 VIRGINIA D R I V E VAN EXISTING TREE TO BE REMOVED 1 2 3 01-04 SM-101 TRASH ENCLOSURE SEE ARCH NEW FENCE WITH GATE (TYP) NEW FENCE WITH GATE (TYP) DECK WITH CONCRETE PATIO BELOW (TYP) BUILDING B BUILDING A BUILDING C CRUSHER FINE PAVILION & MAIL KIOSK AREA 0 20 40 60LANDSCAPE PLAN SCALE: 1" = 20' N QTY FOR REFERENCE ONLY. VERIFY PER PLAN LA N D S C A P E P L A N Native Seed Mix PBSI Native Low Grow Mix Rocky Mountain Fescue Sandberg Bluegrass Canby Bluegrass Rate: 5 lbs/1000 sf (PLS) SYMBOL DESCRIPTION QTY PLACE SHREDDED CEDAR MULCH AROUND BASE OF ALL PERENNIALS AND GRASSES IN LARGE COBBLE AREAS. MASSED PERENNIALS TO RECEIVE LARGE RING AROUND ENTIRE GROUP (TYP). MINIMUM 3` ROOTBALL OFFSET FROM BUILDING, TYP. PLACE PLANTS TO PROVIDE MIN. 2` CLEARANCE FROM BACK OF CURB AT MATURE SPREAD. SYMBOL DESCRIPTION QTY SEED ALL DISTURBED AREAS WITH NATIVE LOW GROW MIX UNLESS OTHERWISE NOTED. 32 LANDSCAPE IMPROVEMENTS SYMBOL DESCRIPTION QTY 14 G ROLL TOP STEEL EDGING, STAKED 30" OC MAX.717 LF SYMBOL DESCRIPTION QTY ALL SEEDED AREAS TO BE AMENDED AND HYDROSEEDED. PLACE EROSION CONTROL MAT ON ALL SLOPES EXCEEDING 4:1. 1 2 3 01-04 32-01 SM-101 REFERENCE NOTES SCHEDULE QTY FOR REFERENCE ONLY. VERIFY PER PLAN 24 2 V I R G I N I A D R I V E ES T E S P A R K , C O L O R A D O TH I S P L A N S H A L L N O T B E C O P I E D W I T H O U T T H E P E R M I S S I O N O F N D S , I N C . SYMBOL CODE QTY BOTANICAL / COMMON NAME CONT TREES PT 11 POPULUS TREMULOIDES / QUAKING ASPEN 15 GAL EX-REM 1 REMOVE AS INDICATED / EXISTING TREE TO BE REMOVED RECOMMENDATION EX EVERGREEN TREES PPB 1 PICEA PUNGENS 'BAKERI' / BAKER COLORADO SPRUCE 6` B&B PA 7 PINUS ARISTATA / BRISTLECONE PINE 6` B&B PP 2 PINUS PONDEROSA / PONDEROSA PINE 6` B&B SHADE TREES AG 4 ACER GRANDIDENTATUM / BIGTOOTH MAPLE 2" B&B SYMBOL CODE QTY BOTANICAL / COMMON NAME SIZE SHRUBS CBI 8 CORNUS SERICEA 'IVORY HALO' / RED TWIG DOGWOOD 5 GAL JS 4 JUNIPERUS SCOPULORUM 'GREY GLEAM' / UPRIGHT JUNIPER 10 GAL PG 10 PICEA PUNGENS 'GLAUCA GLOBOSA' / BLUE GLOBE COLORADO SPRUCE 5 GAL PF 8 POTENTILLA FRUTICOSA `KATHYRN DYKES' / GOLDFINGER POTENTILLA 5 GAL PERENNIALS AQ 6 AQUILEGIA CHRYSANTHA / GOLDEN COLUMBINE 1 GAL PSS 5 PENSTEMON STRICTUS / ROCKY MOUNTAIN PENSTEMON 1 GAL SYMBOL CODE QTY BOTANICAL / COMMON NAME CONT GROUND COVERS CPB 262 SF COMPACTED BREEZE / STABILIZED, COLOR TBD BY OWNER PLACE OVER PERMEABLE WEED BARRIER TO MINIMUM DEPTH OF 3",MULCH MULCHES RM 5,017 SF ROCK MULCH / RIVER ROCK 1"-2" COLOR PER OWNER APPROVAL. PLACE TO A UNIFORM DEPTH OF 3"MULCH SOD/SEED LGS 10,861 SF LOW GROW NATIVE SEED MIX / LOW GROW MIX 30-35 LBS PER ACRE. PROVIDE TEMPORARY IRRIGATION UNTIL ESTABLISHED. SEED PLANT SCHEDULE Fifty percent (50%) of amount on site: four-inch caliper Fifty percent (50%) of amount on site: two-inch caliper Fifty percent (50%) of amount on site: eight (8) feet tall. Fifty percent (50%) of amount on site: six (6) feet tall Fifty percent (50%) of amount on site: eight (8) feet tall. Fifty percent (50%) of amount on site: six (6) feet tall Automated sprinkler system with individual drip lines for nonturf areas to be installed at time of planting. A functional irrigation system is required for final approval of installed landscaping and release of associated collateral or assurances. CODE REQUIREMENTS: 15% TOTAL LOT AREA LANDSCAPE = 32581 X.15 = 4887 REQUIRED / 16,677 PROVIDED (51%) STREET FRONTAGE BUFFERS = VIRGINIA DRIVE = 2 TREES REQUIRED / 2 PROVIDED 4 SHRUBS REQUIRED / 4 PROVIDED OPEN SPACE: 15% TOTAL LOT AREA LANDSCAPE = 32581 X.15 = 4887 REQUIRED / 16,677 PROVIDED (51%) OPEN SPACE IS NATRUALIZED AND WILL PROVIDE CONTEXTUAL / NATIVE LANDSCAPE TREATMENTS FOR SCENERY, WILDLIFE, AND PASSIVE RECREATION. AREAS TO BE MAINTAINED IN ACCORDANCE WITH CURRENT BMP. Fifty percent (50%) of amount on site: eight (8) feet tall. Fifty percent (50%) of amount on site: six (6) feet tall FENCING: ALL LANDSCAPING TO BE PROTECTED FROM WILDLIFE WITH FENCING 25 PERENNIAL/GROUNDCOVER PLANTING DETAIL NOT TO SCALE NOTES: 1. KEEP PLANTS MOIST AND SHADED UNTIL PLANTING. 2. PLANT GROUND COVERS AND PERENNIALS LEVEL AND AT GRADE. 3. PRUNE ALL DEAD OR BROKEN PARTS PRIOR TO PLANTING. 4. AMENDED BACKFILL SHALL BE 1/3 COMPOST (PREFERABLY CLASSIFIED) AND 2/3 NATIVE AND/OR IMPORTED TOPSOIL. 5. ALL PERENNIALS PLANTED IN ROCK MULCH AREAS TO HAVE ORGANIC MULCH RINGS AROUND THE BASE OF THE PLANT. PLACE AS PER PLANS 6" MIN.NOTES: 1. DO NOT REMOVE OR CUT LEADER. 2 PRUNE ONLY DEAD OR BROKEN BRANCHES IMMEDIATELY PRIOR TO PLANTING. 3. DO NOT REMOVE ANY DOUBLE LEADER, UNLESS OTHERWISE DIRECTED BY OWNERS REPRESENTATIVE. 4. KEEP PLANTS MOIST AND SHADED UNTIL PLANTING. 5. AMENDED BACKFILL SHALL BE AS STATED ON THIS SHEET. 6. MARK THE NORTH SIDE OF TREE IN THE NURSERY, AND ROTATE TREE TO FACE NORTH AT THE SITE WHENEVER POSSIBLE. 7. PINE AND SPRUCE TREES TO BE SPRAYED FOR IPS BARK BEETLE PRIOR TO PLANTING. COORDINATE WITH CITY FORESTRY FOR CURRENT INSECT AND DISEASE RECOMMENDATIONS PRIOR TO PLANTING. 8. ALL TREES TO BE DEEP WATERED AT TIME OF PLANTING. EVERGREEN TREE PLANTING DETAIL NOT TO SCALE SECTION TRUNK FLARE MUST BE VISIBLE AT TOP OF ROOTBALL. POSITION ROOT FLARE AT GRADE. 3-4" DEPTH OF SPECIFIED MULCH. KEEP MULCH AWAY FROM CONTACT WITH WOODY TRUNK. DO NOT PLACE LANDSCAPE FABRIC UNDER MULCH. PROVIDE A 6' DIAMETER WOOD MULCH RING WITH A 6" PLANTING RIM FOR TREES IN DRYLAND PLANTING BEDS AND IN IRRIGATED NATIVE SEED AREAS WHERE IRRIGATION ZONES ARE TO BE SHUT DOWN AFTER ESTABLISHMENT. PROVIDE 6" RIM ON DOWNHILL SIDE ON SLOPES. NO RIM FOR TREES IN IRRIGATED TURF AREAS. SCARIFY SIDES OF PLANTING PIT. BACKFILL WITH AMENDED SOIL MIX. ROOTBALL SHALL REST ON FIRM, UNDISTURBED SOIL. AFTER TREE IS POSITIONED, REMOVE ALL TWINE, ROPE, PLASTIC, WIRE, BURLAP, AND RUBBER. SET TREE VERTICAL, STAKE TREES SMALLER THAN 6' WITH TWO POSTS ON THE LEEWARD AND WINDWARD SIDES; STAKE TREES 6' HEIGHT AND GREATER WITH 3 METAL ANGLE IRONS, PLACED 120 DEGREES APART. USE NYLON STRAP WITH GROMMETS BELOW MIDPOINT OF TREE. TIGHTEN #10 GUY WIRE BY TWISTING. PROTECT BRANCHES FROM TOUCHING WIRE. ALLOW A SLIGHT SAG FOR SWAY. PROVIDE FLAGGING FOR VISIBILITY. SET STAKES IN MINIMUM 18" FIRM SOIL. REMOVE STAKES WITHIN 12-18 MONTHS OF PLANTING. ORANGE FLUORESCENT FLAGGING ON WIRE FOR SAFETY. DECIDUOUS TREE PLANTING DETAIL SECTION SET TREE VERTICAL, STAKE UP TO 3" CALIPER TREES WITH TWO POSTS ON THE LEEWARD AND WINDWARD SIDES; STAKE TREES OVER 3" CALIPER WITH 3 EVENLY SPACED POSTS. USE NYLON STRAP WITH GROMMETS BELOW MIDPOINT OF TREE. TIGHTEN #10 GUY WIRE BY TWISTING. PROTECT BRANCHES FROM TOUCHING WIRE. ALLOW A SLIGHT SAG FOR SWAY. PROVIDE FLAGGING TAPE WITH MINIMUM 6" DANGLING. SET STAKES IN MINIMUM 18" FIRM SOIL. REMOVE STAKES WITHIN 12-18 MONTHS OF PLANTING. TRUNK FLARE MUST BE VISIBLE AT TOP OF ROOTBALL. POSITION ROOT FLARE AT GRADE. 3-4" DEPTH OF SPECIFIED WOOD MULCH. PROVIDE A 6' DIAMETER WOOD MULCH RING AND 6" PLANTING RIM FOR TREES IN DRYLAND PLANTING BEDS AND IN IRRIGATED NATIVE SEED AREAS WHERE IRRIGATION ZONES ARE TO BE SHUT DOWN AFTER ESTABLISHMENT. PROVIDE SAUCER ON DOWNHILL SIDE ON SLOPES. KEEP MULCH AWAY FROM CONTACT WITH WOODY TRUNK. DO NOT PLACE FABRIC UNDER MULCH. NO RIM FOR TREES LOCATED IN TURF AREAS. SCARIFY SIDES OF PLANTING PIT. BACKFILL WITH AMENDED SOIL MIX. ROOTBALL SHALL REST ON FIRM, UNDISTURBED SOIL. AFTER TREE IS POSITIONED, REMOVE ALL TWINE, ROPE, PLASTIC, WIRE, BURLAP, AND RUBBER. REMOVE TWINE FROM BRANCHES ON TREES TIED UP FOR SHIPPING. SPRAY WITH WILT PRUF OR EQUAL (IF LEAFED OUT). ORANGE FLUORESCENT FLAGGING ON WIRE FOR SAFETY. NOTES: 1. MARK THE NORTH SIDE OF TREE IN THE NURSERY, AND ROTATE TREE TO FACE NORTH AT THE SITE WHENEVER POSSIBLE. 2. AT TIME OF PLANTING, DO NOT REMOVE OR CUT LEADER AND PRUNE ONLY DEAD OR BROKEN BRANCHES, CROSS OVER BRANCHES, AND WEAK OR NARROW CROTCHES. SOME INTERIOR TWIGS AND LATERAL BRANCHES MAY BE PRUNED. HOWEVER, DO NOT REMOVE THE TERMINAL BUDS OF BRANCHES THAT EXTEND TO THE EDGE OF THE CROWN. 3. STRUCTURAL PRUNING SHOULD NOT BEGIN UNTIL AFTER ESTABLISHMENT PERIOD, USUALLY TWO GROWING SEASONS. 4. KEEP PLANTS MOIST AND SHADED UNTIL PLANTING. 5. DO NOT FERTILIZE FOR AT LEAST ONE GROWING SEASON. 6. AMENDED BACKFILL SHALL BE AS STATED ON THIS SHEET. 7. WRAP TRUNK ON EXPOSED SITES AND SPECIES WITH THIN BARK. USE ELECTRICAL OR DUCT TAPE, NOT TWINE. 8. COORDINATE WITH CITY FORESTRY FOR CURRENT INSECT AND DISEASE RECOMMENDATIONS PRIOR TO PLANTING. 9. DEEP WATER ALL PLANTS AT TIME OF PLANTING. SHRUB PLANTING DETAIL NOT TO SCALE SET SHRUBS VERTICAL. SHRUB SPACING AS PER PLANS. LAYOUT VARIES. FINISHED GRADE OF SHRUB BED TO BE 2" BELOW ADJACENT FINISH GRADE AT EDGE TO HOLD MULCH. PLANT TOP OF ROOTBALL AT GRADE. 3-4" SPECIFIED ORGANIC MULCH. PROVIDE 6" PLANTING RIM FOR SHRUBS NOT IN PLANTING BED. PROVIDE SAUCER ON DOWNHILL SIDE ON SLOPES. NO PLANTING RIM FOR SHRUBS IN PLANTING BED. KEEP MULCH AWAY FROM CONTACT WITH WOODY TRUNK. SCARIFY SIDES OF PLANTING PIT. BACKFILL WITH AMENDED SOIL MIX. ROOTBALL SHALL REST ON FIRM, UNDISTURBED SOIL. REMOVE ALL PACKAGING MATERIAL. FOR POT BOUND PLANTS ONLY: MAKE 4-5 VERTICAL CUTS IN ROOTBALL 1" DEEP. PLANT IMMEDIATELY. FOR ROOT BIND AT BOTTOM OF BALL: SPLIT ROOTBALL VERTICALLY FROM BOTTOM HALFWAY TO TOP. SPREAD THE TWO HALVES OVER A MOUND OF SOIL IN THE PLANTING HOLE. SECTION PLANT BED 12" MIN. MIN. 2X ROOTBALLMIN. 2X ROOTBALL L2.0L2.0 L2.0 L2.0 SHREDDED REDWOOD / CEDAR / GORILLA HAIR MULCH ONLY SHREDDED REDWOOD / CEDAR / GORILLA HAIR MULCH ONLY SHREDDED REDWOOD / CEDAR / GORILLA HAIR MULCH ONLY SHREDDED REDWOOD / CEDAR / GORILLA HAIR MULCH ONLY LA N D S C A P E P L A N D E T A I L S EXISTING TREES EXISTING TREES DESIGNATED ON PLANS AS "TO REMAIN", OR MARKED FOR PROTECTION AND PRESERVATION IN THE FIELD, SHALL NOT BE REMOVED OR DAMAGED. NO GRADING TO OCCUR WITHIN THE CRITICAL ROOT ZONE / DRIP LINE OF EXISTING TREES. ALL GRADING AROUND EXISTING TREES TO REMAIN SHALL BE APPROVED BY THE LANDSCAPE ARCHITECT. PRIOR TO CONSTRUCTION, ALL PROTECTED TREES SHALL HAVE ORANGE PROTECTION BARRIER FENCING ERECTED AT A HEIGHT OF 3' OR GREATER. FENCING TO BE SUPPORTED BY STURDY STOCK, CAPABLE OF SUPPORTING FENCING UNTIL ALL CONSTRUCTION OPERATIONS ARE COMPLETED. PLACE NO CLOSER THAN 6' FROM TRUNK, OR ONE HALF (1 2) OF THE DRIP LINE, WHICHEVER IS GREATER. WITHIN THE PROTECTED ZONE THERE SHALL BE NO MOVEMENT OF EQUIPMENT OR STORAGE OF EQUIPMENT, MATERIALS, WAIST, DEBRIS, OR FILL, UNLESS APPROVED BY THE LANDSCAPE ARCHITECT. AVOID CUTTING SURFACE ROOTS WHEREVER POSSIBLE. SIDEWALKS AND PAVING LEVELS SHOULD BE CONTOURED SUFFICIENTLY TO AVOID SUCH. ROOT CUTS FROM EXCAVATION SHOULD BE DONE RAPIDLY. SMOOTHE FLUSH CUTS SHOULD BE MADE. BACKFILL BEFORE ROOTS HAVE A CHANCE TO DRY OUT, AND THOROUGHLY WATER THE TREE IMMEDIATELY. 19. 20. 18. 7.FINE GRADE TO BE ESTABLISHED BY LANDSCAPE CONTRACTOR. FINE GRADE SHALL BE FREE OF ROCKS AND DEBRIS. FINE GRADE IN SEED AREAS SHALL BE FREE FROM ROCKS AND DEBRIS 12" AND GREATER. FINE GRADE IN SODDED AREAS SHALL BE FREE FROM ROCKS AND DEBRIS 14"AND GREATER. CONTRACTOR TO REPORT ANY POOR DRAINAGE CONDITIONS PRIOR TO CONSTRUCTION. GENERAL CONTRACTOR TO RE-SPREAD STOCKPILED SOIL AND ESTABLISH ROUGH GRADE CONDITIONS TO THE FOLLOWING SPECIFICATIONS: A. 1" BELOW CURB FOR ALL SEEDED AREAS. B. 2.5" BELOW CURB FOR ALL SODDED AREAS. C. 4" BELOW CURB FOR ALL PLANTING, ROCK AND MULCH BEDS. 4. 12.CONTRACTOR TO APPLY FERTILIZER IN SPRING & LATE SEPTEMBER. WATER THOROUGHLY AFTER APPLICATION OF FERTILIZERS. ALL SEEDED AND SODDED AREAS TO HAVE RECOMMEND FERTILIZER APPLICATIONS ADDED ONCE IN MID TO LATE JUNE AND ONCE IN LATE SEPTEMBER. WATER THOROUGHLY AFTER APPLICATION OF FERTILIZERS. ALL NURSERY STOCK TO CONFORM TO THE AMERICAN STANDARD FOR NURSERY STOCK (ANSI z60.1) AND THE COLORADO NURSERY ACT. REMOVED DEAD TWIGS AND BRANCHES FROM ALL NEW AND EXISTING PLANT MATERIAL IN A MANNER THAT DOES NOT CHANGE THE NATURAL HABIT OF THE PLANT MATERIAL. SCARES OF 1" OR MORE SHALL BE PAINTED WITH ORGANIC TREE PAINT. CENTRAL LEADERS SHALL NOT BE REMOVED AT ANY TIME. NEWLY PLANTED TREES WITHOUT CENTRAL LEADERS WILL BE REJECTED. STEEL EDGING TO BE USED TO SEPARATE ALL TURF AND/OR SEEDED AREAS FROM PLANTING BEDS. USE PERFORATED EDGING SEGMENTS TO OBTAIN POSITIVE DRAINAGE FOR ALL DRAINAGE SWALES OR AREAS OF STANDING WATER. ALL PLANT MATERIALS AND UTILITIES ARE SHOWN AT AN APPROXIMATE LOCATIONS. THE CONTRACTOR MAY NEED TO ADJUST LOCATIONS OF PLANT MATERIAL TO ADHERE TO SPECIFIC ON-SITE CONDITIONS AND CODE REQUIREMENTS. ALL TREES AND SHRUBS TO BE PLACES AT 2' MINIMUM BACK OF CURB. CONTRACTOR TO CALL FOR UTILITY LOCATES BEFORE PLANTING (TYP.) 1-800-922-1987, OR CALL 811 BEFORE YOU DIG! 17. 11. 14. 13. EXISTING TOPSOIL IS TO BE STOCKPILED AND USED TO ESTABLISH FINAL GRADES WITHIN LANDSCAPE AREAS. ALL STOCKPILED SOIL MUST BE CLEAR OF WEEDS, ROCKS AND DEBRIS BEFORE REUSE. ALL BERMED PLANTING BEDS TO BE CREATED WITH IMPORTED TOPSOIL. CONTRACTOR IS TO PROVIDE VERIFICATION THAT ALL SOD AND SEED IS OF THE SPECIES SHOWN ON THIS PLAN. NO SUBSTITUTIONS WILL BE ALLOWED. SOD TO BE LAID WITH TIGHT STAGGERED EDGES AND BE ROLLED AFTER INSTALLATION. SEEDED AREAS CANNOT BE SUBSTITUTED WITH SOD. 3. 8. 9. (Note: All references to "Contractor" are specific to "Landscape Contractor" unless notified as "General or other type of Contractor") CONTRACTOR IS RESPONSIBLE FOR VERIFYING QUANTITIES OF MATERIALS NEEDED TO COMPLETE THIS PLAN IN THE FIELD. NOTIFY LANDSCAPE ARCHITECT OF ANY DISCREPANCIES BETWEEN THE DRAWINGS AND CONDITIONS IN THE FIELD. SUBSTITUTIONS OF PLANT MATERIAL ARE NOT ALLOWED WITHOUT APPROVAL FROM LANDSCAPE ARCHITECT GIVEN PRIOR TO INSTALLATION. GRAPHIC QTY'S. PREVAIL OVER WRITTEN QTY'S. PRIOR TO COMMENCEMENT OF WORK THE LANDSCAPE CONTRACTOR SHALL CONTACT OWNERS REPRESENTATIVE FOR SPECIFIC INSTRUCTIONS RELEVANT TO THE SEQUENCING AND SCOPE OF WORK. 2. 1. CONTRACTOR IS RESPONSIBLE FOR CONTACTING LANDSCAPE ARCHITECT FOR ALL REQUIRED INSPECTIONS. PROVIDE AT LEAST 48 HOURS NOTICE TO SCHEDULE AN INSPECTION. REQUIRED INSPECTIONS INCLUDE A LANDSCAPE LAYOUT AND PLANT MATERIAL VERIFICATION AND PLACEMENT INSPECTION, IRRIGATION MAIN LINE INSPECTION, LANDSCAPE AND IRRIGATION PUNCH LIST INSPECTION, AND A LANDSCAPE AND IRRIGATION FINAL INSPECTION. SEED MIX INSTALLATION: CONTRACTOR TO DRILL SEED WITH BRILLION TYPE APPLICATOR AND APPLY 'SOIL GUARD' BONDED FIBER MATRIX (BFM), WHERE INDICATED PER PLAN AND SCHEDULES. APPLY SEED IN TWO DIRECTIONS (PERPENDICULAR OF THE OTHER) ADD SOIL GUARD BFM FOR DRILL SEEDING WHERE NOTED PER PLAN AND ON ALL SLOPES 5:1 TO 3:1. FOR AREAS WITH 3:1 SLOPES OR GREATER CONTRACTOR TO USE SOIL GUARD APPLICATION ONLY (IN LIEU OF HYDROMULCH) CONTRACTOR TO SPOT SEED NON-GERMINATING AREAS (3) MONTHS AFTER INITIAL SEED APPLICATION. CONTRACTOR TO RE-SEED ALL BARE AREAS (6"x6") AND GREATER AFTER (6) MONTHS FROM SEED GERMINATION OR AT THE BEGINNING OF THE FOLLOWING GROWING SEASON. PRIOR TO THE 11-MONTH WARRANTY INSPECTION RE-APPLY SOIL GUARD AND SEED MIX TO ALL BARE AREAS (6"x6" OR GREATER) AND TO ALL BARE AREAS (4"x4" OR GREATER) ON ALL SLOPES 3:1 AND GREATER. MAINTENANCE: THE OWNER OF THIS PROPERTY AND ANY FUTURE OWNERS SHALL BE RESPONSIBLE FOR THE PROPER LANDSCAPE AND IRRIGATION MAINTENANCE OF THIS SITE AND THE ADJACENT RIGHT OF WAYS, BETWEEN THE CURB, ANY ADJACENT STREETS WITHOUT CURB, AND PROPERTY LINES OF THIS SITE. MAINTENANCE OF THIS SITE INCLUDES, BUT IS NOT LIMITED TO, IRRIGATION INSPECTIONS AND ADJUSTMENTS, IRRIGATION SYSTEM SHUT DOWN AND START UP, IRRIGATION LEAK REPAIR, LANDSCAPE WEEDING, MOWING, SEEDING, FERTILIZATION, WOOD MULCH AND ROCK COVER REPLACEMENT, PRUNING, AND PLANT MATERIAL REPLACEMENT (INCLUDING ANNUAL BEDS). ALL MAINTENANCE SHOULD BE IN ACCORDANCE WITH STANDARDS SPECIFIED WITHIN THE "ALCC SPECIFICATIONS HANDBOOK" REVISED EDITION- 1996. OWNER SHOULD CONTACT LANDSCAPE CONTRACTOR OR LANDSCAPE ARCHITECT REGARDING ANY QUESTIONS RELATING TO THE LANDSCAPE OR IRRIGATION MAINTENANCE OF THIS SITE. IT IS THE RESPONSIBILITY OF THE PROPERTY OWNER TO MAINTAIN THE RIGHT OF WAY AREA CONTRACTOR IS TO PROVIDE A ONE YEAR WARRANTY ON ALL PLANT MATERIAL, TURF, IRRIGATION COMPONENTS, AND WORKMANSHIP. REPLACEMENT PLANT MATERIALS SHALL BE OF THE SAME SPECIES AND SIZE AS THE DECAYED OR DEAD PLANT MATERIAL. WARRANTY IS VOID IF PLANT MATERIAL ARE UNDER OR OVER-WATERED/FERTILIZED, DAMAGED BY VANDALISM OR NEGLECTED BY OWNER AFTER FINAL MAINTENANCE PERIOD AND FINAL ACCEPTANCE IS PROVIDED. REMOVE ALL TREE STAKING MATERIALS AT END OF WARRANTY, PRIOR TO FINAL ACCEPTANCE CONTRACTOR IS RESPONSIBLE FOR INSTALLING ALL LANDSCAPE SHOWN ON THIS PLAN. ANY DEFICIENCIES OR DEVIATIONS FROM THIS PLAN ARE TO BE APPROVED BY OWNER'S REPRESENTATIVE OR LANDSCAPE ARCHITECT. ANY CHANGES FROM THE APPROVED PLANS MAY REQUIRE APPROVAL FROM THE CITY OR COUNTY PLANNING DEPARTMENTS. LANDSCAPE CONTRACTOR TO PROVIDE ALL LABOR AND MATERIALS NECESSARY TO FURNISH SCOPE OF WORK AS SHOWN PER PLAN. CONTRACTOR TO TILL PARKING LOT ISLANDS TO A DEPTH OF 30". CONTRACTOR TO PROVIDE COBBLE & UNDERLAYMENT FOR BUILDING DRAINS AND SWALES THROUGH LANDSCAPED AREAS. AMEND ALL PLANTING BEDS WITH CLASS 1 COMPOST. APPLY AT RATE OF 3 CYDS. PER 1000 SQUARE FEET TO ALL PLANTING BEDS AND MANICURED LAWN AREAS, AND 2 CYDS. PER 1000 SQUARE FEET FOR SEEDED AREAS. TILL, MIXING THOROUGHLY, INTO THE UPPER 8" OF SOIL. 6. 5. 10. 15. 16.ALL REQUIRED LANDSCAPING TO BE INSTALLED PRIOR TO ISSUANCE OF THE CERTIFICATE OF OCCUPANCY. GENERAL NOTES TREES IN COBBLE/ROCK MULCH, SOD AND SEEDED AREAS TO RECEIVE 4' DIAMETER OF WOOD MULCH RING, 3" DEEP. SHRUBS AND GROUNDCOVERS IN COBBLE/ROCK MULCH SOD AND SEEDED AREAS TO RECEIVE A WOOD MULCH RING AT 2X DIAMETER OF ROOT BALL, 3" DEPTH. NO FABRIC UNDERLAYMENT IN WOOD MULCH RINGS. MULCHS: ALL PLANTING BEDS THAT CALL FOR WOOD MULCH TO RECEIVE 4" ORGANIC SHREDDED BARK MULCH. SHREDDED MULCH IS TO BE OF FIBROUS MATERIAL, NOT CHIPS OR CHUNKS. NO FABRIC IS TO BE PLACED UNDER WOOD/ORGANIC MULCH. ALL MULCHED BEDS ARE TO BE SPRAYED WITH WATER AFTER INSTALLATION TO HELP MULCH TO MAT DOWN. ALL AREAS THAT CALL FOR COBBLE/ROCK MULCH TO RECEIVE MIN. 3" DEPTH, UNLESS NOTED OTHERWISE. USE QUICK RELEASE ORGANIC PRE-EMERGENT HERBICIDE FOR ALL MULCHED AND PERENNIAL/PLANTING BEDS (AND FOR COBBLE/AGGREGATE AREAS WITH SLOPES EXCEEDING 3:1 GRADE. 24 2 V I R G I N I A D R I V E ES T E S P A R K , C O L O R A D O TH I S P L A N S H A L L N O T B E C O P I E D W I T H O U T T H E P E R M I S S I O N O F N D S , I N C . 1. All disturbed areas shall be restored as natural-appearing land forms, with curves that blend in with adjacent undisturbed slopes. Abrupt angular transitions and linear slopes shall be avoided [section 7.2.C1*] 2. All areas disturbed by grading shall be revegetated within one (1) growing season after construction, using a substantial mixed stand of native or adapted grasses and ground covers. The density of the reestablished grass vegetation after one (1) growing season shall be adequate to prevent soil erosion and invasion of weeds. [section 7.2.C2] 3. All portions of the site where existing vegetative cover is damaged or removed, that are not otherwise covered with new improvements, shall be successfully revegetated with a substantial mixed stand of native or adapted grasses and ground covers. [section 7.5.D4] 4. On man-made slopes of 25% or greater, plant materials with deep rooting characteristics shall be selected that will minimize erosion and reduce surface runoff. All man-made slopes greater than 50% to be mulched and netted to ensure adequate stabilization and revegetation. [sections 7.2.C3 and 4] 5. To the maximum extent feasible, topsoil that is removed during construction shall be stockpiled and conserved for later use on areas requiring revegetation or landscaping, such as cut-and-fill slopes. [section 7.2C5] 6. No trees or vegetation shall be removed outside the approved limits of disturbance. [section 7.3.D1] 7. Conifer trees shall be sized as 50% eight feet tall and 50% at six feet tall at planting. Deciduous trees shall be sized as 50% at four-inch caliper and 50% at two-inch caliper planting. Shrubs shall be 5 gallon container or larger at planting. [section 7.5.D2d] 8. All plant material shall meet the American Association of Nurserymen specifications for Number 1 grade, and shall comply with the quality standards of the Colorado Nursery Act, Title 35, Article 26, C.R.S., as amended. [section 7.5.D.2e] 9. All landscapes shall include a properly functioning automated sprinkler system with individual drip lines for nonturf areas.” [section 7.5.D5] 10. Required landscaping shall be maintained in a healthy, growing condition at all times. The property owner is responsible for regular irrigating, pruning, weeding, mowing, fertilizing, replacement of plants in poor condition and other maintenance of all plantings as needed. [section 7.5.J1] 11. All trees shall be staked or guyed and fenced to protect from wildlife damage. No chain-link fencing shall be allowed to protect landscaping from wildlife damage. [section 7.5.I2] 12. Department of Wildlife shall not be responsible for damage by wildlife. 6' SHADOWBOX FENCE DETAIL NOT TO SCALEL2.0 (3) 2x4 RAILS 1X6 SHEAVING. AT POST. FINISHED GRADE. CENTER 1X6 112" 1X6 SHEAVING BEYOND. 2X4 TOP RAIL. 4X4 POST BEYOND. 10" 10" O.C.5" AS O C C U R S 6' - 0 " (5' O.C.) (3) 2x4 RAILS 1X6 SOLID SHEAVING. AT POST. FINISHED GRADE. CENTER 1X6 6' - 0 " 2' - 1 0 " 6" 4X4 POST BEYOND. (8' O.C.) 1' 2" 6" CONCRETE FOOTING GRAVEL 6' 'ColorTree' Outdoor Privacy Windscreen Fence Cover, with Heavy Duty Brass Grommets, Commercial Grade - 170 GSM (Or Equal). Install in accordance with manufacturer's directions. 26 BAS1S.com Estes Park, Colorado 80517 16 9 2 Big T hompson Ave, Suit e 10 0 A1 She e t No : 970.586.9140 S he e t T it le: D a t e : Architecture, P.C. Is s ue : © BASIS TH A +B Plan 5 /9/24 D e v e lo p me nt P la n CD Inv e st me nt s 242 V ir ginia Dr Est es Par k , CO 8 0 5 17 A R C H I T E C T U R E P. C. V ir ginia T ow nhomes A +B LINE OF WALL ABOVE ROOF ABOVE DECK ABOVE ENTRY ENTRY UNIT B UNIT A MECH. SHOP CL. SHOP U P U P CL. FWH MECH. FWH GARAGE 775 sq ft GARAGE 774 sq ft F RE DW F RE DW 2-SIDED GAS FIREPLACE LIVING DINING KITCHEN BATH BDRM 1 PWDR WALK-IN CL. CL. UTILITY LIVING DININGKITCHEN BATH BDRM 1 PWDR WALK-IN CL. CL. UTILITY DECK DECK U P U P DN DN T.V. T.V. DN DN S S UNIT B 838 sq ft UNIT A 841 sq ft COFFER CEILING ROOFS BELOW ATTIC ACCESS BDRM 2 MASTER BATH WALK-IN CL. W/D CL. BDRM 3 WALK-IN CL. BATH DN DN F.P.F.P. BDRM 3 WALK-IN CL. BATH F.P. MASTER BATH WALK-IN CL. W/D F.P. UNIT B 697 sq ft UNIT A 698 sq ft 1 1/4" = 1'-0" Ground Floor2 1/4" = 1'-0" Second Floor3 1/4" = 1'-0" Third Floor TOTAL SF OF EA UNIT UNIT A GARAGE: 440 SF GROUND FL: 336 SF (FINISHED FL) SECOND FL: 841 SF THIRD FL: 698 SF TOTAL FINISHED FL: 1,875 SF UNIT B GARAGE: 440 SF GROUND FL: 334 SF (FINISHED FL) SECOND FL: 838 SF THIRD FL: 697 SF TOTAL FINISHED FL: 1,869 SF 27